Palmhill House, Kiltrogue, Cregmore, Claregalway, Co. Galway, H91 XYX8
12 homes sold nearby. See what they went for — and what to bid on this one.
Price on request · 3 Bed · 1 Bath · 120m² · Detached
Market Position
No Price Listed — Here's What the Market Says
No asking price to anchor to — which makes it easy to overbid. Based on 12 verified transactions nearby, similar homes sold for — with a median of . Use the closed sales data to set your own ceiling.
12 closed sales nearby · 20mo recency · High confidence · Property Price Register
Sources: PPR, SEAI, OPW, planning records.
How this is calculated
We search the Property Price Register for closed sales near this property — matching by location, beds, property type, and where available, floor area (±20%). This gives us a set of genuinely comparable transactions.
Each sale is then time-adjusted to today using local price trends, so a sale from 18 months ago is inflated (or deflated) to reflect current market conditions. Where floor area is known, sales are also size-adjusted — a 90m² sale is normalised to what it would have sold for at this property's size. This means the figures you see aren't raw prices — they're what those same homes would likely sell for today, at this size.
Your bid strategy (opening offer, sealed bid range, walk-away ceiling) is then derived from the statistical distribution of these adjusted sales — with conservative safety margins applied when data is thin or dated.
Every figure comes from actual government-recorded sale prices. No asking prices, no agent estimates, no automated valuations.
Full methodology →Opening
Start here
Best & Final
If multiple offers
Ceiling
Do not exceed
Similar homes sold for a median of — know exactly where to anchor your first offer.
Instant access · No subscription · Refund if not useful
A 5% overshoot on a home at the local median costs €17,613 — before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid, check this
Here is what the data says about this property.
Will This Go Over Asking?
above asking
Probability of a sale above asking based on local bidding patterns.
Negotiation Leverage Score
How much negotiation leverage you have based on market conditions.
€17,613
That's what a 5% overshoot costs on a home at the local median — before interest.
A €19 check before you start bidding blind.
Get Your Exact Bid Numbers for This Property
No asking price? That's exactly when you need the data. Know what similar homes actually sold for — and set your ceiling before emotions take over.
Built from 625,000+ verified Irish property transactions
Based on 12 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
12 verified closed sales within 3.0km · 24 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%). Filters broadened to increase sample size.
No asking price is listed. The chart shows the verified closed sales distribution for 12 comparable properties — the core transaction band runs from .
This chart shows the verified closed sales distribution for comparable properties. It does not show your bid strategy.Same baseline as Market Position — size-adjusted.
The chart shows the market. Your report gives the number not to exceed.
Instant access · No subscription · Refund if not useful
Statistical Confidence · High
12
Transactions Analysed
Within 3.0km
20 months
Data Freshness
Most recent sale age
±10%
Price Spread
How much prices vary
High
Confidence Level
Recent sale prices in this area are closely clustered, which means the data is reliable and the bid strategy is well-supported.
High data density supports precise entry positioning.
PPR closed sales · size & time adjusted · no asking prices used
Supporting Evidence · 12 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| Cregcarragh Village, Cregmore, Co Galway, Galway | 2024-12-06 | 242m² | |
| The Lodge, Cregcarragh, Claregalway, Galway | 2024-10-07 | 139.9m² |
Transactions within a 3.0km radius and 24-month window.
Methodology
Closed sales time-adjusted to current market · size-weighted where floor area available · no asking prices or agent estimates used.
How adjustments work
- —Older sales inflated to current market level so stale data doesn't skew bands
- —Similar-sized properties weighted more heavily where floor area is known
- —Local price trends factored in when sufficient data exists; no artificial uplift otherwise
- —All figures from registered closed sales only — no asking prices, no agent estimates
Local Market Notes
Property Quality
Pending BER: The property has a BER rating of PENDING, making it difficult to assess its energy efficiency and potential running costs without further information.
Upgrade Potential: Assuming a D-rated BER, upgrading to a B2 could cost approximately €8,000-€12,000 and potentially increase property value by €15,000-€20,000, offering a clear return on investment.
Size Efficiency: With 120m² over 3 bedrooms and 1 bathroom, the property has an average of 40m² per bedroom, which is a reasonable allocation for family living or guest accommodation.
Hypothesis: Given the limited comparable sales within 1km and the pending BER rating, a strategic investment in improving the BER to at least a B2 rating could unlock significant value, potentially increasing its market appeal and saleability by an estimated €15,000-€20,000, especially if nearby properties generally hold lower BERs.
Amenities
Transport Links: While no specific bus routes or train stations are provided for Kiltrogue, Claregalway, properties in this general area typically rely on local bus services and proximity to Galway city's public transport network.
Local Services: Claregalway village, located nearby, offers essential amenities including shops, primary schools such as Claregalway National School, and healthcare facilities like the Galway Clinic and University Hospital Galway are accessible within a reasonable drive.
Lifestyle and Recreation: The area benefits from proximity to natural amenities and leisure facilities, with Lough Corrib offering watersports and walking trails, and the Galway City centre providing a wide array of restaurants, cafes, and cultural attractions.
Hypothesis: The perceived isolation of Kiltrogue suggests that properties here may be valued on their rural tranquility and larger plot sizes, with the appeal being a quieter lifestyle offset by a reliance on private transport and periodic trips to Claregalway or Galway City for a broader range of amenities.
Derived from nearby closed-sale patterns.
Built on verified Irish public data
Property Price Register
625,000+ verified closed sales
SEAI
Building energy ratings & floor area
Office of Public Works
Flood zones, events & study areas
MyPlan.ie
Planning applications nationwide
Common Questions
Bid strategy figures are derived from the Property Price Register — Ireland's official record of closed residential sale prices, verified through stamp duty. Floor area data comes from the SEAI BER register. Flood exposure is cross-referenced against OPW flood extent mapping (CFRAM fluvial + NCFHM coastal) and historical flood events. Planning activity is sourced from the National Planning Application Database via MyPlan.ie — merged Local Authority planning registers from the Department of Housing. No asking prices, no agent estimates, no automated valuations.